In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do?

They could make legal arguments about hardship and/or off-sets for non-compliance by landlord, but this would require posting rent or coming even with rent.

We host a free real estate meetup the first saturday of every month if you are interested in coming and meet some awesome real estate investors who are looking to do their first deal to savy seasoned investors.

Read my book, Brandon's book, or Every Landlord's Legal Guide by NOLO and learn how to proactively manage your property well. 

Do that for six months before you think about buying so you meet other people who are doing what you want to do.

I am looking forward to meeting people from different aspects of the Real Estate Investing world.

Honestly, I would not sign any lease until you positively close and legally own the property.

These gatherings are a great way to meet wholesalers, flippers, and other investors willing to share their knowledge.Offer to add value.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

If you need financial help, ask under the "Finance, Tax, and Legal" forum.